Four-Bedroom
For Sale
$649,999
770 NE 91ST Ave, Portland, OR 97220
MultiFamily, Portland, OR
Property Size3,200 SF
Lot Size0.12 Acres
Price / SF$203.12
Days on Market213
Property Features for 770 NE 91ST Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 3, Bedroom 2
Subdivision
R82054
Elementary school
Harrison Park
Middle school
Harrison Park
High school
Leodis McDaniel
Directions
from 91st and Glisan go North to Oregon St Property on the R side of Street
Standard status
Active
APN
R261130
Size
3,200 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Description
ROSE WOOD, BLOCK 3, N 1/2 OF LOT 19-22
Tax Annual Amount
6569
Legal Description
ROSE WOOD, BLOCK 3, N 1/2 OF LOT 19-22
Utilities
Heating system
Forced Air
Building Details
Year built
1965
Floors in Building
2
Number of units
2
Listing Agency:
Sonya DeAngelo Real Estate
Listed By:
Sonya DeAngelo
(971) 207-6800
Added: Feb 17
Changed: Sep 16
Last Checked: Sep 18 at 5:06AM
MLS# 158958167
Copyright © 2026 Regional Multiple Listing Services. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains 3,200 square feet with four bedrooms and two bathrooms. Constructed in 1965, the property is served by forced-air heating and occupies a 0.12-acre lot. The configuration provides two residential units within a single multifamily property.
Located at 770 NE 91ST Ave in Portland, the property is identified within the R2 zoning designation. Long-term renters are in place, providing an established occupancy profile for the asset.
Located at 770 NE 91ST Ave in Portland, the property is identified within the R2 zoning designation. Long-term renters are in place, providing an established occupancy profile for the asset.
Key Highlights
- Duplex with four bedrooms and two bathrooms
- 3,200 square feet of property size
- 0.12‑acre lot
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$44,594
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.86%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$891,880
$891.9K
Cap Rate 7%
$637,057
$637.1K
Cap Rate 9%
$495,489
$495.5K
Market Conditions
NOI Build-Up for 3,200 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$67.2K $21.00/SF
− Vacancy
−$3.5K −$1.09/SF
EGI
$63.7K $19.91/SF
− OpEx
−$19.1K −$5.97/SF
NOI
$44.6K $13.94/SF
Area
Portland, OR
Vacancy
5.20%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$891,880
Cap Rate 7%
$637,057
Cap Rate 9%
$495,489
Alternative Uses
Best Use
Multifamily LT 5
$637.1K
$557.4K – $743.2K
NOI $44,594 @ 7.0% cap · market cap 6.86%
Second Best
Apartment 5plus
$587.0K
$513.6K – $684.8K
NOI $41,088 @ 7.0% cap · market cap 6.32%
Theoretical Best
Office A
$898.6K
$786.3K – $1.05M
NOI $62,905 @ 7.0% cap · market cap 9.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,349
Businesses Nearby
Explore this area
Business Placement
Demographics for 97220, OR
29,357
Population
12,177
Households
2.4
Avg Household Size
39
Median Age
35%
College-Educated
88%
High-School Grad
7.5 sq mi
ZIP Area
3,914
Density / Sq Mi
$68,976
Median Household Income
$41,696
Median Earnings
$1,412
Median Rent
$427,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - R2-zoned duplex with forced-air heating and two bathrooms.
Where is this duplex located?
The property is located at 770 NE 91ST Ave Portland, OR.
What is the asking price?
The asking price for this property is $649,999.
What are key features of this property?
This property features: Duplex with four bedrooms and two bathrooms; 3,200 square feet of property size; 0.12‑acre lot
